This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 59 m² on the 3rd floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment’s generous balcony offers outdoor space for relaxation, while the integrated sunroom enhances the bedroom's usability and natural light. Condition Notes: Some areas require minor maintenance and decor improvements.
The valuation. The asking price of €235,000 sits €7,139 (3.1%) above the fair value of €227,861, making it a property priced at fair value. This indicates a balanced market positioning for potential investors.
Fair value modelled at €227,861 from 6 comparable sales in the area. Asking €235,000 sits €7,139 (3.1%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €212,637 (€3,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €212,637, adjusted for condition and micro-location, gives a modelled fair value of €227,861 (€3,862/m²), a €7,139 (3.1%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 162699 | Subject | €235,000 | €3,983 | — | 60 | 69 |
| Águas Livres · cfdc13 | Active | €250,000 | €3,676 | 7.7% | 52 | 80 |
| avenida Lourenço Marques, 4 | Active | €250,000 | €3,125 | 21.5% | 58 | 74 |
| rua de Porto Santo, 1 | Active | €255,000 | €4,048 | 1.6% | 60 | 73 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 10.5% | 54 | 76 |
| Median comp | €252,500 | €3,862 | 3.0% | 56 | 75 |
Long-term rental The 2-bed apartment in Águas Livres, Amadora presents a fair investment opportunity, with a gross yield of 4.3% that aligns well with the local market dynamics. Given its fair valuation, this property may attract consistent demand from tenants looking for stable housing in the Lisbon metropolitan area. Family rental With a family-friendly layout and decent local amenities reflected in the neighbourhood rating of 69/100, this property caters to families seeking comfortable residences. The fair value also suggests that it remains competitive without being overpriced, supporting long-term stability in rental income. Buy-and-hold Investing in this property could benefit a buy-and-hold strategy, as its location within the Lisbon metropolitan area allows for potential appreciation over time. The fair valuation implies that while immediate gains may be limited, steady demand for rentals can lead to gradual value increases and reliable cash flow.
Tenant turnover risk The relatively low tenant stability score of 60/100 indicates potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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